Hotels, Motels and Condominiums:

Transcription

1 Hotels, Motels and Condominiums: Design, Planning and Maintenance FRED LAWSON THE ARCHITECTURAL PRESS LTD 9 Queen Anne's Gate, London SWlH 9BY CAHNERS BOOKS INTERNATIONAL, INC Columbus Avenue Boston, Massachusetts

2 Contents Preface ~cknowledgements Chapter 1 Developments in Tourism and ~ccommodation 1. Tourism 2. Convention business 3. Participation in hotel development 4. Types of accommodation 5. Hotel classifications 6. Supplementary accommodation Chapter 2 Marketing and Location 1. Market considerations 2. Market classification and development 3. Location 4. Effects of change 5. Transient accommodation 6. Services and staff Chapter 3 Investment Appraisal 1. Economic feasibility 2. Revenue and expenditure 3. Sources of finance for capital projects 4. Economies in construction Chapter 4 Site Development 1. Land areas 2. Planning standards 3. Organisation 4. Car parking 5. Landscape and amenity space. 6. Directions and access Chapter 5 Constructional Features 1. Building requirements and trends 2. Structural considerations 3. Vertical circulation and service cores 4. Structural systems 5. External envelope 6. Service areas vii 4. Baggage handling ix 5. Front desk 6. Equipment 7. Cloakrooms, toilets and restrooms 1 Chapter 7 Circulation and Transportation 7 1. Circulation planning 9 2. Corridors and stairs Elevators Service circulation Escalators and other transport facilities 6. Engineering services-circulation and enclosure Chapter 8 Guestrooms 1. Planning considerations 2. Servicing of rooms 3. Space requirements 4. Furniture-beds 5. Hanging, shelf and drawer space 6. Other facilities 7. Constructional features 8. Lighting and electrical fittings 9. Bathrooms Chapter 9 Dining Areas, Lounges, Bars, Convention Rooms, Ballrooms 1. Planning criteria 2. Cocktail lounge design 3. Restaurant design 4. Function rooms 5. BaHrooms and convention halls Chapter 10 Internal Environment, Safety and Security 1. Requirements 2. Lighting 3. Noise 4. Safety 5. Fire safety 6. Security 7. Hygiene Chapter 6 Entrances and Lobbies Chapter 11 Engineering Services and Equipment 1. Hotel entrances Importance 2. Lobby or reception hall Water supply 3. Interior construction-lobbies and public 3. Waste and soil pipes circulation areas l0 4. Drainage and sewage disposal

3 Electronic 5. Electrical engineering services 6. Gas installations 7. Heating, ventilating and air conditioning 8. Central heating and cooling plant Chapter 12 Communication and Control Equipment 1. Telephone systems 2. Other electronic services 3. Document transportation 4. + transmission of data and information Chapter 13 Operational Areas 1. Staffing Food and beverage service Laundries Stores and workshops Cleaning and disposal 6. Recreation facilities Chapter 14 Maintenance Planning Financial aspects Maintenance work Planned maintenance f Administration Bibliography 216 Index ',

4 Index Access for fire fighting 192 Access roads 69, 70, 192 Accommodation -developments in low cost 51 -transient types Acoustic considerations see Noise reduction Africa -tourism 5 Air conditioning air flow 203, 204 -cocktail lounges 167 Air tubes 213 Airports -as convention centres 39 -marlcet demands, effect of 38 Amenity space Apartment hotels -capital costs 41, 42 Apartments -planning requirements 65 Apartotel, definition of 15 Appearance I Arrangements -bathrooms 158 Areas of hotel -analysis of 64 -inter-relationship 124 -public 82 Audio-visual aids 182, 213 Automatic doors 104, 106 I Automatic fire detection 192 l I Background music systems 212 I Baggage handling 115 i Balconies 139 l Ballrooms Bars 170 Basement car parlcs 54, 107 Basements 56 Bathroom fittings Bathrooms layouts 158 Baths 160, 161 Bed and breakfast estabhshments, definition of 11 Bedding 155, 156 see Guestrooms t Beds E -dunens~ons 149 -positions of F Bedside tables-l54 Bidets, provlsron of 161 Boarbng house, defmtion of 11 Boilers 208 Brand image 21, 72 Budget motels 10 Building boom 3 Building regulations -staircases 129 Building shell, value of 41 Built-in furniture 154 Buttery bars 164 Camping sites 17 Canteens for staff 217 Capital costs -economic feasibility 40 Car design 131, 132, 133 Car parks -costs 54 -planning requirements 68, 69 Carpeting, guestrooms 157 Cashier -desk 115 Catchment areas 19 Ceiling voids 134, 183 Ceilings -guestrooms 149 -halls constructions 115 -restaurants 173 Central heating and cooling plant Central kitchens 217 Changing facilities for staff 217 Chutes, garbage disposal 222 Circulation planning dining areas 165, 170, 171 -open layouts 122 City hotels, provision of restaurants 164 Cleaning services 223 Cloakrooms 118, 119, 180, 183 Closed circuit television 212 Closets see Hanging space Cocktail bars, design 170 Cocktail lounge design Commercial investment 47 Commissary systems 217 Communications equipment front deslc 118 Company policy 21 Competition 30 Computer accounting equipment 2 14 Computer rooms 215 Computerised reservation systems 215 -front deslc 118 Computers, use in hotels 118, Concierge, the 115 Condominiums 15, 17, 41, 49, 62, 63 -individual units 63 -market areas 19 -multistorey apartment buildings 62 -safety 190 Conservation 28 Construction arrangements 68 -ceilings 115 -convention halls 183 -developments in 79 -economies in engineering services 134 -hotels -- costs 40, 92 -lift slab methods 89 -lobbies standardisation 93 -structural panel methods 92 -unit construction methods 41 -walls 99 Construction modules 91 Continuous ceilings 115 Contract worlc 230 Convention business 4, 7-8, 79 -airports, effect on 38 -United States 4 Convention centres 8, 183 -airports as 39 Convention halls Convertibility, single to double rooms 138 Cooling plant 208 Corridors Costs 55 -car parlcs 54 -construction --reduction of 51 -engineering services --operation of fittings 41 -hotels -- costs 40, 41 -maintenance 228 -site 54 Counter design 117 Created attractions Data -market 40 -ski resorts, planning requirements 65 -site survey 19 Deliveries -food 217 -freight 77 Demand loads 201 Depreciation 5 1 Design -front deslc 116, 117 -lobbies 109 Design see also under individual subjects Desk research 19 Development -hotels 1-7 -markets sources of finance for tourism 1-7 Development companies 10 Development subsidies 3, 4 Developments in tourism 1-7 Dining facilities in bars 170 -range of provision Disabled, facilities for 100, 130, 161, 162, 191 Discotheques, noise from 190 Dishwashing 220 Disney World, Florida 33 Divan beds 149 Document transportation Domestic hot water supplies 199 Doors -bedrooms 156 -entrances 110, 104 -locking systems 194 Double glazing 189 Drainage 200 Drink storage 170 Drying lines, provision of 161 Ductwork, air conditioning 207 Eastern Europe -tourism 4 Economic feasibility hotel development 18 ECO~OII~C recession -decline in revenue 42 Economies -construcbon engineering services 196 Electrical distnbubon 201, 202 Electrical engineering services Electrical equipment -function rooms 178 Electrical installations 202 Electrical outlets -guestrooms 158 Electrical services -ballrooms 184 -funchon rooms 182 -guestrooms 158 Electronic data transmssion p

5 Elevators for baggage 115 -for document transportation 213 -location of 89 Emergency lighting 193 Emergency supplies Energy conservation 208 Engineering services building costs 41 -electrical laundries 221 -noise from 189 -planning of 134 Entrance vestibule 104 Entrances to halls 183 Entrepreneurial hotel building 24 Escalators 107, 133, 134 Europe -height of buildings 60 -tourism 1 Exit staircases 60 Expenditure 4243 Extensions construction of 93 -electrical services, provision for 202 External envelope 99 External noise 189 Facsimile transmission '212 Far East -tourism 7 Field research 19 Finance -capital projects 46 Fire exits 191, 193 -maximum travel distances to 193 Fire fighting equipment 192 Fire regulations 60 Fire resistance 192 Fire safety corridors 129 -elevators 130, 131 -in lobbies 114 -protection of service cores 86, 89 Fireman's elevators 130 Fires, incidence of 191 ~itt&s -costs 41 Floor plans -effect of structural design 89 Flooring -dining areas 173 -public areas 110 Floors -ballrooms 184 -dining areas 173 -guestrooms 157 -public areas --construction 110 Flow patterns 121, 127 Food deliveries 217 Food service 217 Food storage 217 Foyers see Lobbies Franchising 49 Freestanding furniture 154 Freight deliveries 77 Front desk Front office 118 Function rooms 176 Furnishings -guestrooms 155,156 Furniture -dining areas 173..~ P --guestrooms 138q55 --specifications of 154 -front deslc Garbage disposal 77, 78, 222, 223 Gas installations Goods deliveries 77, 78 Government see State Grilles 106 Grounds, security of 194, 195 Guestroom wings Guestrooms as meeting rooms 180 -furniture layouts maintenance schedules 232 -modular design 82 -number per floor 60 -security of 194 -size of 63, 64, Hand driers 120 Hanging space Hard pavings 71 Headboards 151 Reat gain 204 Heathrow Airport, London, England -as convention centre 39 Heating requirements Height -hotels 79 -restrictions 60 High cost accommodation 56 High rise buildings 56, 79 -Japan 60 -structural considerations 82, 86 -United States 60 Highway development -effect on motel siting 38 Holiday complexes 139 Holiday villages l2 Hoses 192 Hotel, definition of 11 Hotel classscations Hotel companies -role in development 10 Hotel development 1-7 -economic effects of 30 -land areas for' 54 -transportation developments, effect on 38 Hotel Development Incentives Scheme 3 Hotel entrances Hotels -construction costs 40 -height of 60 -numbers of rooms 53 -size of 53 Hotels-garnis see Bed and breakfast establishments Houselceeping -number of rooms per floor 60 -office 142 Hygiene 195 Impact noise 189 Indoor landscaping Inflation 49 -building tender prices 4 Information desk 115 Infrastructure -costs 56 -effect on location 23 -finance for development 46 Insulation -against noise 188, 189 Integrated ceilings 115 1nte;-relationship, of areas in hotels 124 Internal environment temperature control International Bank for Reconstruction and Development, the 46 International Development Association, the 46 International development funds 46 International Finance Corporation, the 46 Interviews -market surveys 19 Japan -high rise buildings 60 -room occupancy 135 -tourism 7 Land -amenity space areas for development 54 -car parlcing 69 -costs 55 -value of 41, 56 Landscape furniture 72 Landscaprng 3, Laundries ventilation 205 Lavatory basins 161 Layouts see under individual rooms Legal requirements -fire exits 193 ' -safety 190 Leisure centres 33 Life cycle of use 228, 229 LlftS see Elevators Light sources, choice of 185 Lightlng 185 -coclctail lounges 167 -colour 186 -entrances 100 -external 76, 182 -guestrooms 157 -standards 185 Load bearing walls 91, 92 Lobbies interior construction service 132 Local lelsure 4 Local materials, in construction 96, 99 Locabon motels Locatlon plans 20 Lounges -coclctail in guestroom areas 143 Low cost accommodation 51 Low rise buildings 79, 80-81, 82 -construction costs 53, 92 Luggage handllng see Baggage handling Luggage racks, m guestrooms 154 Mains supplles Maintenance services 143, admmstratlon of 230, 231, 232 -planlung provision of workshops 222 Marlcet areas 19 Marlcet classification Marlcet demands 18 -airports, effect on 38 --GFTiiiiiig fadties for low cost accommodation 51 Marlcet development Marlcet research 18 Market surveys 19, 40, 53, 163 -methods 19 -useof 18 Marketing 18-39, 135, Master keys 194 Merchandising features 38 -lighting as 76 Miami Beach, Florida 32 Middle East -tourism 5 Mirrors -bathrooms 162 -guestrooms 155 Modular construction --guestrooms 82, 91 Monte Carlo, France 32 Motels -access roads 69, 70 -budget 10 -definition of 11 -franchised units 49 -guestroom layouts 139 -land requirements 64 -revenue 42 National Fire Protection Association, the 191 -standards for fire exits 193 -standards for staircases Noise Noise criteria (NC) 188 Noise rating (NR) 188 Noise reduction 188, 189, 190 -acoustic design 190 -bars 167 -guestroom furniture 155 Non-residential business 163, 164 -use of bars 170 Olympic Games 8 Offices -front office 118 -housekeeping office 142 -reservation office 118 Open grid ceilings 115 Open roof car parlcs 54 Operating costs -engineering services Operational policy 40 PABX see Private automatic branch exchanges 2 Paging systems 212 Paving 71 Peachtree Center Plaza, Atlanta, Georgia 60 Penszon see Boarding house Planned maintenance Planmng see under individual subjects Planning criteria -d~nmg areas Planrung modules 91 Planrung requirements function rooms 176, 178 -heating and ventilating service areas 142 -ski resorts 65 Planning standards staircases 129 plastered wzllt114 Plot ratlos 60

6 Plumbmg installations, materials for 199 pneumatic tubes see Air tubes Portal frames 99 Porter -station for 115 Portes-cochires 100 Prefabricated plumbing 200 Prefabricated units 93, 96 Private automatic branch exchanges (PABX) 210,211 Private finance 49 Property developers see Development companies Public areas -bars convention facilities dining areas heating and ventilating of 206, 207 -lobbies , -- interior construction relative position of 82 Public facilities 118 Public telephones 118, 2 11 Radio -in guestrooms 155 Ramps 130 Reception desk 115 Reception halls see Lobbies Recreation facilities Refuse see Garbage disposal Regional variations -in revenue 42 -in room occupancy 135 Registration deslc 115 -equipment for 117 Renewal periods 228 Rented accommodation 15, 17 Reservation offices 118 Restaurants 164 -design toilets near 118 Restrooms Revenue loss of 135 -per employee 216 Roads see Highways Roof design 99 -motels --as merchandising feature 38 Room numbering 143 Room occupancy 43, 135 Room rates 43 Room service 132, 141, 142 Rooms -division of 178 -number per floor 60 -sizes 63, 64, space requirements Safety 60, corridors 128 -design for elevators 130, 131 -emergency supplies 201 -escalators 133 -legal requirements 190 -staircases 129, 130 Sanitary fixtures 120 -materials for 162 Seaports 39 Seasonal demand -effect of exhibitions on 30 Seasonal variations -room occupancy 43 Second homes 10 -finance for 49 Security Self-catering accommodation 15, 17 Self-financed accommodation 10, 11, 49 Separation of structures 86 Septic tanlcs 200 Service areas -planning requirements 142 -staffing Service cores 134 -structural considerations Service elevators 132, 220 Services -corridors 129 -elevators 132 -food and beverages 217 -rooms 141, 142 Services see also Engineering services Servicing of rooms see Room service Sewage disposal 200 Shelf space 154 Showers, provision of 161 Shutters 106 Signs 76, 77 Simulation techniques -in circulation planning 121, 122 Single rooms 63 -ratio to double rooms 138 Site costs 54 Site organisation 68 Site surveys 19 Siting see Location Size -hotels 53 -lobbies 108, 109 -of site 54 -rooms 63, 64, Skeletal structures 92 Slci resorts -planning standards 65 Snow clearance 223 Social tourism 10 Socio-economic class -influence on marlcet 20 Soil pipes 199 Solar heat 204, 205, 208 Sources of finance -capital projects 46 -summary of 47 Space allowances -for clothing front deslc 116 Space requirements -cocktail lounges 167 -front deslc 116 Sports-hotels 33 Sprung floors, in ballroom 184 Staff circulation -dining areas 170, 171 Staff entrances 78 Staffing as factor in location 39 -cashier 115 -circulation planning facilities 216 -front deslc 115, 117, 118 -front office 118 -maintenance 230 -porter's station 115 ~ -provision of master keys 194 -telephones 2 11 Staffing ratios 216 Staircases as fire exits 60, Standardisation 63, 93 Standards -fire exits 193 -noise criteria (NC) 188 -provision of toilet facilities 119 -water supply 197 State, role of -as source of finance 46 -in hotel development 8 Storage space -in guestrooms Stores 221, 222 -for baggage 115 -for food 217 Storm water drainage 200 Structural grids Structural protection Structural considerations Structural cores 89 Structural elements -building costs 41 Structural panel construction 92 Studio beds 149, 150 Subsidies -for low cost accommodation 51 Supplementary accommodation 11, 12, 139, 141 Surface flame spread 192 Survey methods 19 Surveys -highway 36 -market 19 -site 19 Swimming pools planning 226 Switching equipment, for telephones 211 Table appointments 176 Telautographs 212 Telephones -guest lines 210 -in guestrooms 155 -public Telephone systems Television -closed circuit 212, 213 -in guestrooms 155 Telex 212 Temperature control internal design temperatures 203 Terraces 139 Toilets , 180, 183 -ventilation 205 Tourism 1-7 -Africa 5 -airports, effect on 38, 39 -'Eastern Europe 4 -Europe 1 -Far East 7 -market studies of 19 -Middle East 5 -social 10 -United States 4 Towers -as merchandising features 38 -with structural cores 89 Traffic -effect on market for transient accommodation 36 Traffic noise 188 Transient accommodation Transport see Transportation Transportation -highway developments --effect on motel siting 38 -internal documents food 220 Travel distances, to fire exits 195 UNDP see United Nations Development Programme Unit construction methods -apartment condominiums 41 Unit pavings 71 Unitary equipment, air conditioning 204, 205 United Nations Development Programme 46 United States -convention business 4 -high rise buildings 60 -leisure centres 33 -tourism 4 Vending machines 143, 155 Ventilation requirements cocktail lounges 167 Vertical circulation -cores Visibility -motels 38 Walls -construction 99 -load bearing 91, 92 -noise reduction 189 -public areas 114 -restaurants 173 Wardrobes see Hanging space Warning systems -fire safety 193 Wash basins see Lavatory basins Waste pipes 199 Waste pulping systems 222 Water closets 160 Water supply Water treatment, swimming pools Western Europe see Europe Windows -cleaning 223 -guestrooms 157 Worlcshops 222 World Bank see International Bank for Reconstruction and Development World trade centres 8 Zoning requirements, general 23-24